Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
2 BED
Solid return with caution flags
207 Lake Shore Rd APT 2, Brighton, MA 02135 · 825 sqft · $605/sqft
No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−$659/mo
You top up $659/mo
Price
$499K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$201K
Deposit + fees + refurb
Return before costson price7.35%5-yr return on cash -16%Rent est. $3,056 ($2,740–$3,408)
How we define each return:On price — gross yield = annual rent ÷ purchase price.On cost — net yield ÷ total project cost (price + refurb + fees).On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
Listing seen …
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,740–$3,408/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · $124,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $43,215–$81,355 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $374,250 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$659
after mortgage, operating costs & tax
Rent in$3,056/mo
$2,938Collected
$2,938/mo actually reaches you — the other $118 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,490Mortgage$1,225Costs
Outgoings exceed rent — you top up $659/mo
Mortgage$2,490
Costs$1,225
Management$306
Maintenance$67
Insurance$40
CapEx reserve$153
Voids + council tax$9
Ltd co. accounts$104
Tax—
Shortfall−$659
Returns
Return before costson price7.35%
Cash returnon cash-3.94%
Gross margin$1,714
Cash needed$200,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$36,672
$14,699
$29,879
$0
$0
-$7,906
-$7,906
Year 2
$37,772
$15,140
$29,879
$0
$0
-$7,247
-$15,153
Year 3
$38,905
$15,594
$29,879
$0
$0
-$6,568
-$21,721
Year 4
$40,072
$16,062
$29,879
$0
$0
-$5,868
-$27,589
Year 5
$41,275
$16,544
$29,879
$0
$0
-$5,148
-$32,737
Year 5 disposal
Disposal gain (gross)-$36,252
CGT$0
Net Disposal proceeds$537,163
What we verified
What we verified
2 total · click to expand
20002 ok · 0 caution · 0 fail · 0 unknown
Investor
Tenant profileMixed demand
Tenant profilelikely cohort2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 4882.7 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Likely sold or withdrawnWe last saw this listing 91 days ago. It may no longer be available — treat these numbers as a reference and confirm with the listing agent before acting.
44/100
Caution
7.35% — verify the rent + comps locally.
7.35% Return before costs — above-market
Monthly cashflow
−$659/mo
You top up $659/mo
Price
$499K
No local sold comps to compare
Return · IRR
—
Not modelled
Cash to get in
$201K
Deposit + fees + refurb
Return before costson price7.35%5-yr return on cash -16%Rent est. $3,056 ($2,740–$3,408)
Bedrooms
2
1 bath
Run the numbers
Each tab prefills
What-if calculator
Edit any input — outputs recalc live
Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer ($)
Monthly rent ($)
Local comp range: $2,740–$3,408/mo · n=27
Financing
DepositYour cash in — the rest is the mortgage25% · $124,750
5%100% (cash buy)
Standard 75% LTV for rental
Mortgage rate5y fixed7.0%
3.0%9.0%
5-year fixed (market average) — 7.00% (as of 2026-05).
Mortgage term (years)
Stress rate8.0%
5.0%9.0%
Fed base + 2pp stress (8.0%)
Acquisition costs
Refurb ($)
Tiered estimate (full refurb): $43,215–$81,355 range from $/sqft + per-room model
Legal + survey ($)
Standard house — $1,400 legal + $750 survey
Mortgage fees ($)
2% product fee on $374,250 loan + $1,000 booking fee
Running costs
Management10%
0%20%
Typical rental agency rate
Void weeks
Typical voids for rental
Insurance ($/mo)
Typical building+landlord cover for $400K+
Maintenance ($/mo)
Default $67/mo — type unknown
Result · Rent it out
Monthly profit
-$659
after mortgage, operating costs & tax
Rent in$3,056/mo
$2,938Collected
$2,938/mo actually reaches you — the other $118 is lost to voids: the weeks a rental sits empty between tenants, when no rent comes in.
Where it goes
$2,490Mortgage$1,225Costs
Outgoings exceed rent — you top up $659/mo
Mortgage$2,490
Costs$1,225
Management$306
Maintenance$67
Insurance$40
CapEx reserve$153
Voids + council tax$9
Ltd co. accounts$104
Tax—
Shortfall−$659
Returns
Return before costson price7.35%
Cash returnon cash-3.94%
Gross margin$1,714
Cash needed$200,538
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check0.68
Rent-covers-mortgage check FAIL (need ≥ 1.00)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
Year
Gross Rent
Op Costs
Mortgage
Equity Built
Tax
Net
Cumulative
Year 1
$36,672
$14,699
$29,879
$0
$0
-$7,906
-$7,906
Year 2
$37,772
$15,140
$29,879
$0
$0
-$7,247
-$15,153
Year 3
$38,905
$15,594
$29,879
$0
$0
-$6,568
-$21,721
Year 4
$40,072
$16,062
$29,879
$0
$0
-$5,868
-$27,589
Year 5
$41,275
$16,544
$29,879
$0
$0
-$5,148
-$32,737
What we verified
3 total
2100
Building condition1▾
Refurb costBased on beds + baths + sqftEstimate available
Investor profile2▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 mi
Location & transport
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PropertySchoolsUniversitiesStations
Transport detail not loaded for this property.
Acquisition costs
$201K
25% deposit$124,750
Refurb$62,285
Legal + survey$2,150
Mortgage + broker$8,485
Cash needed$200,538
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
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Sources: Zillow · County records · GreatSchools Estimates not financial advice